Dungannon and South Tyrone Area Plan 2010Policy Framework: Industry and Business

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Introduction

Dungannon and South Tyrone Borough has a relatively large manufacturing base, set against an important but declining agricultural sector and an expanding services sector. Dominant industries were traditionally based on the Borough’s natural resources and significant employment is still provided in industries related to food processing, engineering, mineral extraction and aggregates (see Minerals section).

The greatest potential for future employment growth may be in the service sector where the proportion of employment is currently below the Northern Ireland average. The overall level of unemployment in the Borough is estimated at 3.6% compared to a Northern Ireland average of 4.1% (2001 Census).

In Dungannon, the main focus of industrial development in recent years has been at the Granville and Killyman Road Industrial Estates. In addition to the town centre, other business uses have concentrated at Dungannon Enterprise Centre and Ballysaggart Business Park.

In Coalisland, there has been relatively slow growth of the main industrial areas at Derryvale and Gortgonis Road, with significant areas remaining for expansion. In addition to the town centre, other business uses have concentrated at Coalisland Enterprise Centre and at Washingbay Road.

Outside the two main settlements, there is a large number of industrial sites and individual businesses, both in the villages and throughout the countryside.

The Department is keen to facilitate the development of new businesses on suitable sites and encourage the appropriate expansion of existing firms. The provision of serviced industrial sites is primarily the responsibility of Invest Northern Ireland (INI) which provides business support services in the Borough. INI is increasingly seeking to encourage the provision of industrial land in partnership with the private sector.

In considering applications for new industrial development, the Department will assess the nature of the industrial process together with the potential pollution impact, including water quality. Where ‘consent for discharge’ is required under the Water Act (Northern Ireland) 1972, the existing water quality and available dilution will be a major consideration. Industrial developments are also required to secure operating permits, under the Integrated Pollution Prevention & Control Regulations.

Regional Policy Context

The Regional Development Strategy (RDS) identifies a strategic network of hubs, corridors and gateways as the focus for economic activity and development opportunities. The RDS has a strong commitment to reinvigorating town centres and recognises the importance of small and medium-sized business enterprises, community enterprises and the creative industries of the arts. The RDS places an onus on Development Plans to make provision for a generous and continuous supply of land for employment purposes and provides the following guidelines:

to promote a balanced spread of economic development opportunities across the Region focused on the Belfast Metropolitan Area (BMA), Londonderry, Craigavon and the urban hubs/clusters, as the main centres for employment and services;

to exploit the economic development potential of the key transport corridors;

to promote the regional gateways as economic development opportunities; and

to create and maintain a regional portfolio of Strategic Employment Locations.

The Department’s regional planning policies for industrial development in Dungannon and South Tyrone Borough are currently set out in Planning Policy Statement 4 (PPS 4 118Kb): Industrial Development. The PPS contains policies for the full range of industrial development proposals, from home working through to industries of an offensive or hazardous nature. It includes policies on non-industrial uses on zoned industrial land and the retention of existing industrial land and buildings. It also addresses rural enterprise and industrial projects in the countryside. This PPS is currently being revised and a public consultation draft PPS 4 – Industry, Business and Distribution was published in January 2003.

Directive 96/82/EC, known as the Seveso II Directive, was implemented in Northern Ireland by the Control of Major Accident Hazards Regulations (NI) 2000 and the Planning (Control of Major Accidents Hazards) Regulations (NI) 2000. These are specifically concerned with the implementation of Article 12 of the Directive, which requires that the objectives of preventing major accidents and limiting their consequences are taken into account in land-use planning policies and that these objectives are pursued through controls. There is also a requirement to set up appropriate consultation procedures to facilitate implementation of these Regulations.

The Plan does not identify new development sites for the use or storage of hazardous substances. The determination of planning permission for such proposals may entail the submission of an Environmental Statement, which may be accompanied by an application for consent to store hazardous materials on a site. Granting consent to store hazardous substances would establish a consultation distance within which Planning Service is required to consult with the Health and Safety Executive (Northern Ireland) and DOE Environment and Heritage Service on proposals for new development.

Existing industry and business use areas are identified in Dungannon at Granville, Coolhill/Killyman Road, Ballysaggart Business Complex, Dungannon Enterprise Centre, Tyrone Crystal and Tyrone Brick, and in Coalisland at the Coalisland Enterprise Centre, Washingbay Road, Farlough Road, and Gortgonis Road.

In Dungannon, 75 hectares of additional land are zoned for such purposes at Granville, Ballygawley Road, Coolhill Killyman road, Far Circular Road and Coalisland Road. In Coalisland, 19 hectares of additonal land are zoned at Farlough Road, and Gortgonis Road.

Within both existing and additional areas, planning permission will normally be granted for industry, storage and distribution, and other appropriate business uses where the development meets the key site requirements contained in Part 3 of the Plan. The introduction of inappropriate non-conforming uses that would prejudice the efficient operation of industrial and business uses will not normally be permitted.

It is in the national and local interest that adequate sites are retained for industrial development. Granville provides the Borough’s strategic location for industrial development and it is anticipated that it will meet the requirements of INI over the Plan period. It is ideally located for further expansion close to the primary road network and there is potential to strengthen its role by development at this location.

In addition to identifying the requiremnts of INI,the Department also zones land for new idustrial development to provide development opportunities for private sector enterprises over the plan period. The principal key site requirements affecting zoned land are set out in part 3 of the Plan. These include requirements for the provision of infrastructure, landscaping and appropriate access arrangments, as well as matters relating to the form, design and layout of development. It is considered that the range of existing sites and new zonings will provide flexibility in choice of site for developers.

There may also be potential for industrial business use development of an appropriate scale within the villages. Proposals for such uses on unzoned land will be assessed on theor merits, having regard to published guidance and policy, particularly PPS 4: Industrial Development.